Pacific Heights condos had a busy July. Sixteen closed, three quarters of them above asking, and months supply fell to the lowest level in our ten-year data.
The middle price came down at the same time. That sounds contradictory, so we dig into it below.
Here is what the numbers looked like in July.
Data as of August 14, 2026, from the San Francisco MLS. This report covers July 2026. Some recent-month figures may still be updated as late sales are reported.
Condos are much the bigger market here, at around thirteen sales a month against roughly five single-family homes, so we lead with them.
Sales were strong. 16 condos closed in July, against a three-month average of 19.7, which is up about 28% from the same three months last year. Nine more went pending. Pending means the seller accepted an offer. Closed means the sale finished. Closings usually lag pendings by about a month because of escrow.
Supply is where it gets tight. Just 8 condos were actively for sale at the end of July. Every other July in our ten-year data has had at least 10, and most have had 16 or more. Months supply came in at 0.9 on a three-month basis, the lowest reading in our ten-year data. Months supply estimates how long it would take to sell everything currently on the market at the current pace of sales. Lower means a tighter, more competitive market.
Competition rose sharply. 72.9% of sales over the past three months closed above asking, against 45.7% a year ago. The typical sale finished at 108.3% of its original list price, up from exactly 100%. A year ago the middle condo here sold for its original asking price. Now it sells for meaningfully more. Time to contract fell to 15 days from 22.
The three-month median is $1,540,000 across 59 closed sales from May through July, down about 12% from the same period last year. The median is the middle value. Half the sales were above it, half below. We use it instead of the average because one very expensive (or very cheap) sale can't throw it off.
That looks like it contradicts everything above, and it mostly does not. Pacific Heights has an unusually wide range of condos, from small one-bedrooms to full-floor units, and the mix of what closes swings the median around hard. Over the past two years the three-month median here has bounced between $1,340,000 and $2,230,000 with no clear direction, while the competition measures have climbed steadily. Sixty sales is a healthy sample, so the number is real. It is telling you which units traded this spring, not that values fell 12%.
Watch % of original price and % sold over list for the pricing signal in this neighborhood. Both are up strongly.
| Metric | July 2026 | 3-month | vs. year ago* |
|---|---|---|---|
| New listings | 7 | 13.3 avg | +18% |
| Active listings | 8 | 11.3 avg | −48% |
| Pending sales | 9 | 15.3 avg | +15% |
| Closed sales | 16 | 19.7 avg | +28% |
| Median sale price (59 closed sales) | $1,488,500 | $1,540,000 | −12% |
| % sold over list | 75.0% | 72.9% | +27.2 pts |
| % of original price | 107.3% | 108.3% | +8.3 pts |
| Days on market | 13 | 15 | −7 days |
| Months supply | 0.6 | 0.9 | −50% |
A couple of the terms above, briefly. % sold over list is the share of homes that sold above their asking price. % of original price compares the final sale price to the very first asking price, so it also captures any price cuts along the way. Days on market is how long a typical listing took to go from hitting the market to accepting an offer.
Single-family homes here are a small, very high-priced market, at roughly five sales a month. We lead with three-month figures throughout and treat single months carefully.
July was thin. 1 new listing came on the market and 2 homes closed. Two sales is far too small a sample to read a monthly median or a monthly days-on-market figure from, so we are not publishing those. The three-month window covering May through July holds 18 sales.
Three homes were actively for sale at the end of July. Months supply is 0.9 on a three-month basis, the lowest reading in our ten-year data for this segment, against 3.6 a year ago.
On price, the three-month median is $8,192,500 across those 18 sales, up about 1% from the same period last year. At this price point the median moves with which houses trade more than with anything else, so treat small changes lightly.
Competition is the clearer measure. Two thirds of sales over the past three months closed above asking, against one in five a year ago. The typical sale finished at 106.5% of its original list price, up from 98.2%. Homes took a median of 12 days to go under contract, down from 18.
| Metric | July 2026 | 3-month | vs. year ago* |
|---|---|---|---|
| New listings | 1 | 4.0 avg | −25% |
| Active listings | 3 | 4.3 avg | −70% |
| Pending sales | 2 | 4.7 avg | 4.7 vs 4.3 avg |
| Closed sales | 2 | 6.0 avg | 6.0 vs 5.0 avg |
| Median sale price (18 closed sales) | n/a | $8,192,500 | +1% |
| % sold over list | n/a | 66.7% | +46.7 pts |
| % of original price | n/a | 106.5% | +8.3 pts |
| Days on market | n/a | 12 | −6 days |
| Months supply | 0.7 | 0.9 | −75% |
Market data is useful. We genuinely enjoy this stuff. But it is one part of a much bigger picture, and it only goes so far.
Perfectly timing the market is something that really only happens in hindsight. What matters far more is your own situation: where you are in your life, what you are trying to do next, and what your options actually look like right now. A condo market with eight homes for sale means something different to an owner weighing a sale than it does to a buyer who has been looking since spring.
That is the work we do with buyers and sellers every day, and it is why we would rather talk with you about your specifics than hand you a chart and wish you luck.
If you are curious what all this means for you, get in touch and we'll talk it through. You can also read more about how we work with buyers, how we work with sellers, or Pacific Heights and the other San Francisco neighborhoods we cover. If you'd like to hear how this goes from people who have been through it with us, our client testimonials are worth a few minutes.
And if you have already done your research and think you would like to work together, the fastest way to start is to fill one of these out:
We would love to hear from you. You can also meet the team if you'd like to know who you'd be working with.
Pacific Heights market report by Danielle Lazier - Vivre Real Estate, top San Francisco Realtors serving Pacific Heights and the wider Bay Area since 2002. Data from SFARMLS. InfoSparks © 2026 ShowingTime Plus, LLC. Danielle Lazier, DRE #01340326.
